Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

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Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

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The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

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Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

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Joel Robinson

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

<a href="https://www.apartments.com.au/developers/jl-place">JL PLACE</a>'s Veil Brighton is approaching its final months of construction, with the nine-townhouse development at 17 Rooding Street expected to complete in December 2026.

The milestone is bringing the boutique project closer to becoming a finished part of the <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a> streetscape, with much of Brighton's everyday amenity within a short walk.

Palace Cinema, Coles Supermarket and North Brighton Station are all around five minutes on foot from <a href="https://www.apartments.com.au/new-townhouses/veil-brighton-17-rooding-street-brighton-vic-3186">Veil</a>, alongside numerous cafés, restaurants and bars. The station provides a direct rail connection toward Melbourne's CBD, while Bay Street and the wider Brighton retail and dining network add to the range of services accessible without relying on a car for every trip.

"The location was fundamental to the project. Brighton is an established suburb where many buyers already have strong connections to the area and want to remain close to the people, places and amenities that form part of their everyday life," the developer said.

"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."

For buyers looking to right-size within Bayside, that level of walkability adds to the appeal of a more manageable way of living. Everyday shopping, dining, entertainment and public transport can be accessed without relying on the car for every trip, while residents remain connected to the places and routines that make Brighton familiar. It allows buyers to simplify day-to-day life without giving up the convenience, amenity and connections they already value.

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As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

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The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

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Veil Brighton nears completion in one of the suburb's most walkable pockets

<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> has recorded 134 sales worth just over $400 million in two months of pre-release activity at The Riversdale, as the developer brings its $750 million South Brisbane riverfront project to the broader market.

The sales represent more than 60 per cent of the project's 213 apartments, with Mosaic reporting the majority of purchasers have been local owner-occupiers and downsizers.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale</a> will rise 39 storeys from its north-facing site at 91 Montague Road, delivering a mix of two, three and four-bedroom apartments alongside a collection of Mosaic's premium Masterpiece Series Sky Homes.

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The early buyer response comes ahead of the wider evolution of the northern end of Montague Road, where The Riversdale will be one of the first major residential projects delivered within an emerging riverfront precinct.

Directly adjoining the development is a planned 7.1-hectare mixed-use precinct, set to introduce new residences, parkland and public realm along the river's edge. The Riversdale's position directly on the Brisbane River gives it a relationship with the waterfront that Mosaic says cannot be replicated by future buildings within the precinct.

The site is also the result of a years-long pursuit by Mosaic. The developer first earmarked the <a href="https://www.apartments.com.au/developments/south-brisbane-qld-4101">South Brisbane</a> property in 2018, reflecting what Founder and Managing Director Brook Monahan has described as a deliberately patient approach to acquiring development sites.

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"We aren't opportunistic," Monahan previously told Apartments.com.au.

"Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau Proberts</a>, The Riversdale has been shaped around the qualities of the riverfront site, with apartments oriented to capture northern light and uninterrupted Brisbane River views.

Generous floorplans and expansive balconies extend the living spaces towards the river, while natural materials and a restrained interior palette have been selected with longevity in mind.

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Residents will have access to a level of amenity more commonly associated with world-class hotels and private members' clubs, with almost 3,000 sqm dedicated to wellness, connection, recreation and everyday convenience.

At ground level is a business lounge, private meeting rooms and dedicated workspaces. Mid-tower is a wellness sanctuary featuring magnesium hot and cold plunge pools, sauna, steam room, infrared therapy facilities, a Pilates and yoga studio, and a commercial-grade gymnasium.

Crowning The Riversdale is a rooftop featuring a 35-metre swimming pool with lap lane and spa, outdoor dining and seating terraces, firepit lounges and views of the city, river and Mount Coot-tha.

A private members' club-inspired retreat offers private dining rooms, a whisky lounge, media rooms and immersive entertainment experiences. Completing the amenity offering are two hotel-style guest suites and a resident-exclusive electric vehicle fleet and car-share program.

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The Riversdale sits at the northern end of Montague Road between South Bank and West End, around 1.3 kilometres from the Brisbane CBD, providing access to the city's major cultural, dining and recreation precincts.

It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.

In Brisbane, the developer is currently delivering The Bedford and The Carter at Kangaroo Point, both of which are approaching sell-out, with a further four projects being delivered on the Gold Coast. Mosaic has completed more than $2 billion in projects since 2012 and has a further development pipeline exceeding $2 billion across South East Queensland.

Early works are underway at The Riversdale, which will be delivered by Mosaic's in-house construction division. Completion is anticipated in late 2029, with remaining apartments priced from $1.98 million.

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Mosaic records more than $400m in two months at South Brisbane's The Riversdale

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

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The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

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Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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Baby boomers are guinea pigs in many ways. They are Australia’s first generation to retire on superannuation. It is an experiment designed to relieve the public purse of the burden of Centrelink pensions.
One of the side effects of an experiment is mistakes. And there have been plenty of those. The problem is that trial and error with a lifetime’s worth of earnings isn’t a mistake you’d want to make, and one that many people can’t recover from.
Noel Whittaker said that one of the ways people can be undone, is by attending a free property investment seminar. “The seminars always follow the same pattern,” says Whittaker. It starts by illustrating the growing strain on government budgets along with the pressure of longer life expectancies. Attendees are encouraged to take action to avoid certain poverty. The message is a pity one, rooted in essential truth. It’s the spruiker’s solution to the problem that’s often skew-whiff.
“The killer blow is that the spruiker then convinces the victim that the best property for them is one that the spruiker, or its associates, will build on their behalf,” says Whittaker.  
Warning signs abound with dodgy property investments. Although, obviously not all investments touted at seminars are sour, Noel Whittaker has seven warning signs that you’re dealing with a questionable investment:  
1. You haven’t initiated the contact
Whether it be an offer or phone call for a “free” property seminar, you usually won’t have sought out the contact, they’ll have found you. Once you’re in, they’ll draw you in and ramp up the pressure for the sale.  
2. They claim they are the only one who can find the deal for you
The spruiker’s aim is to sell you a property at well above its value so they can make a large profit for themselves. Contrast this with the common trait of successful property investors — who almost always search for properties themselves, or through a buyer’s agent they’ve contacted.    
3. A building contract is involved
From the outset, you’ll be told that having a building contract in place is great as you won’t have to pay stamp duty costs. But this can give a spruiker the chance to extract more profit out of you by loading the building costs with their own commissions and profits.
4. They manage all the aspects of the process
A dodgy investment will have the one salesman who has a solicitor, mortgage broker, builder and property manager all working for him. This way it is hermetically-sealed environment with no independent advice reaching the client.    
5. The property is in a different state
Your own backyard is the one you’re likely to know best. When you’re taken from your knowledge zone, you rely on the information provided by property spruiker. This is where their powers of persuasion (and deception) can paper-over a dodgy investment.  
6. Your property is used as security
A spruiker will try to get you to use your own property as security for any home loan. This is a sleight of hand which is an attempt to avoid you getting a valuation for the investment property (which clearly won’t be worth nearly what you’re told it is — or will be when finished). Valuations are required when the investment property itself is used as security for a home loan.  
7. A flashy website with plenty of testimonials
Good looking websites create trust, and no one knows this better than a spruiker. Expect their websites to be flash, with plenty of success-story testimonials.
Adrian Barclay is a finance journalist from <a href="https://www.finder.com.au/" target="_blank">Finder.com.au</a>
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Seven warning signs of a questionable property investment: Adrian Barclay

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The current slow rise in house prices could create problems for Australia’s vital small business sector, the RBAs head of domestic markets, Chris Aylmer, has warned.
Aylmer said single digit credit growth implied that house price growth “won’t actually be that strong” and “certainly won’t match what we have seen over previous decades” while speaking as part of an MFAA mortgage industry panel discussion.
“That home equity actually allowed small businesses to fund themselves to grow,” he said, meaning a new business model was needed to fund new start-up ventures.
However, he said there was no easy answer because if there was “someone would have sorted it and made a business out of it”.
Aylmer said there would probably need to be innovation in the venture capital space and “intergeneration transfers, because the people who have the home equity are the older generations.
"So how do you actually move that from that generation to the younger generation?”
He also suggested that banks would have to become more involved unsecured lending, which might mean that the cost of business debt would increase.
This, he said, would make the role of the bank credit officer and mortgage broker more important.
Aylmer also highlighted that the small business, which is responsible for around 47% of employment in Australia, does not get the coverage in the media that the housing sector gets.
“If you just think of it in those terms, that surely means you have to sit up and think about the sector,” he said.
Fairfax economic and business commentator Michael Pascoe, who chaired the MFAA discussion, wrote in a column that the picture was “bleak for the renewal of small business under the patterns we have become used to”.
“While there's plenty of credit available for would-be home buyers, the banking industry remains wary of would-be business borrowers – start-ups without equity need not apply,” Pascoe wrote.
He also highlighted that the possibility of faster growth in house prices was something the RBA was not in favour of with the “central bank on the record as being willing to ‘lean’ against asset bubbles.
Pascoe suggested solutions for entrepreneurs could include “crowd sourcing, capital-lite business models, virtual thingies of one sort of another”.
“But that takes time to evolve while the traditional mainstay of small business funding hasn't been functioning like it used to for several years now and isn't like to revive any time soon.”
 
 
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Modest housing recovery not good news for next generation of entrepreneurs: RBA

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 The Greater Building Society will cut its one-year fixed home loan rate by 0.20% from tomorrow (June 21).

The Greater’s one year packaged home loan (ultimate home loan) will reduce to 4.54% (comparison rate of 5.49%) - one of the lowest one-year fixed-rates on offer. 
Product manager David Bryde said the new rate is the lowest one year rate for a home loan that the Greater has ever offered.
Bryde said people taking out fixed-rate loans should ensure that they don’t unnecessarily sacrifice flexibility or fall victim to the “revert rate rort”. 
“With the Greater you get an incredibly low rate but can still make extra payments and redraws," Bryde said.
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Greater Building Society cuts one-year fixed-rate home loan to 4.54%

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Sydney recorded a median private treaty house price of $616,000 over a four-week period to June 16, figures from RP Data reveals.
This is up $16,000 on a median price of $600,000 recorded for the four weeks to June 9.
Melbourne's median private treaty house price fell from $445,000 to $440,000 over the same period.
Private treaty sales represent around 85% of all dwelling sales across the country.
Data for four weeks to June 16:
<img src="/images/stories/2013/larry_uploads/private_treaty_june_16.jpg" width="470" height="273" alt="private_treaty_june_16">
Data for four weeks to June 9: 
<img src="/images/stories/2013/larry_uploads/june_9_rp_data.jpg" width="470" height="295" alt="june_9_rp_data">
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Sydney leads rise in private treaty median house prices in June: RP Data 

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Borrowers can save around $300 in fees over three years by taking out a variable rate mortgage with a credit union or building society compared with a major bank, research by the RBA has found.
Average fees for a mortgage with a building society or credit union over three years are $803 compared with $1,102 for major banks, $1,160 for other banks and $1,006 for other lenders (non-bank lenders), according to a new paper by Jessica Pratten from the RBA’s Domestic Markets Department.
<img height="253" width="470" src="/images/stories/2013/larry_uploads/bank_fees.jpg" alt="bank_fees">
The fees comprise home loan establishment fees, home loan service fees and loan discharge fees (excluding mortgage exit fees which are banned on variable mortgages).
The figures are based on a $250,000 loan to owner-occupier discharged after three years and includes standard variable and package products and are  a  weighted average based on the share of housing credit for each type of institution.
Since October 2010, the major banks and credit unions and building societies have cut mortgage fees by $19, other banks have cut them by $70 and other lenders by $194.
The major banks have cut services fees by $89 over this time frame but raised establishment fees ($8) and discharge fees ($62).
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Credit union and building society mortgage fees $300 cheaper than major banks: RBA

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There was a small decline in mortgage fees earned by banks over 2012 compared with a rise of 6.5% from 2006 to 2011 a new RBA paper shows.
Banks earned $1.218 billion in mortgage fees in 2012 compare with $1.222 billion in 2011 and $1.377 billion in 2010, according to a paper by Jessica Pratten from the RBA’s Domestic Markets Department.
Mortgage fees were second only to credit card fees ($1.312 billion) and deposit fees ($1.105 billion) earned by banks over 2012.
<img src="/images/stories/2013/RBA_graph.png" width="470" height="381" alt="RBA_graph">
Pratten notes that the slight decline in housing loan fee income occurred despite the 5% increase in mortgage lending over the year.
“This divergence partly reflected the decision by a number of banks to waive application and other fees.
“It also resulted from a continued fall in exit fee income following the Federal Government’s ban on exit fees on variable rate home loans in July 2011.
“In the lead-up to the ban there had been speculation that lenders would increase other fees to compensate for the potential loss of income.
“However, average fees (excluding exit fees) charged on variable rate mortgages discharged after three years have declined slightly for both bank and non-bank lenders since the ban was implemented," she says.
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Banks earning less - just $1.2 billion in mortgage fees in 2012: RBA paper

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Coastal Queensland including the Gold Coast, Far North Coast and Sunshine Coast remain the weakest property markets in Australia, with more than a third of properties in these locations re-sold at a loss in the March quarter.
This is in stark contrast to the overall performance of the property market where only 12.7% of proprties re-sold at a gross loss, according to figures in RP Data’s quarterly Pain and Gain report.
The report reveals that of the 58,677 residential property re-sales recorded over the March quarter, 87.3% sold for a gross profit.
Nationally, the gross profit from these re-sales equated to $9.6 billion while the gross value of losses was $463.9 million.
The report compares March quarter sales prices with the previous sales price.
It does not take into account things like borrowing costs, interest on loans, renovations or maintenance costs over the period the property has been owned.
The lowest proportion of loss making re-sales were recorded in Canberra (4.8%), Perth (6.3%), regional Northern Territory (6.8%), and Sydney (7.1%).
The worst performing region was regional Queensland with 27.5% of properties selling at a loss with the Gold Coast particularly weak with more than a third of properties (37.1%) selling below their previous purchase price followed by Far North Queensland (35.9%)  and the Sunshine Coast (33.9%).
<img src="/images/stories/2013/pain_and_gain.jpg" width="470" height="196" alt="pain_and_gain">
Source: RP Data
The report also shows that properties bought before the GFC have performed much better when re-sold compared with those bought after the crisis.
“The likelihood of making a gross profit or loss is quite different based on the length of time a property has been owned. As a stark example, those homes that were previously purchased prior to January 1st, 2008 (pre-GFC) and were subsequently sold during the March quarter of this year, only 8% of re-sales were made at a gross loss,” says RP Data national research director Tim Lawless.
“For those homes that were purchased on, or after January 1st 2008, the propensity to make a loss on the sale climbs substantially. Of those homes that sold over the March quarter, 25% recorded a gross loss relative to the previous purchase price,” he says.
According to the report, the likelihood of making a gross profit or loss is quite different based on the length of time a property has been owned.
For properties that made a gross loss over the March quarter, their average length of ownership was just 4.8 years.
Properties that recorded a gross profit were held for an average of 9.7 years, while those homes that recorded a gross profit of more than 100% were owned for an average of 15.4 years.
The median gross profit per profit making transaction was $133,000 while the median gross loss per loss making transaction was $30,000.
The strongest performing markets were regional areas “often associated with the resources sector” which recorded very low rates of loss making re-sales.
Queensland’s Central West, Victoria’s Loddon region and the Kimberley and Pilbara regions of Western Australia all recording fewer than 5% of March quarter transactions at a loss.
In contrast lifestyle regions continued to show the largest proportion of loss making re-sales, particularly within the unit markets as opposed to detached housing markets.
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A third of Gold Coast and Sunshine Coast properties re-sold at loss: RP Data

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Confidence is back, baby. But before you get too carried away, it is from a very low base.  
This somewhat surprising lift in confidence is nice and all, but the key question is what people do in the future.  The readings of the confidence entrails suggest more of the same – that is, being very cautious about our investment options.  
Despite eight out of ten people - according to a recent RP Data poll - thinking now is a good time to buy a property, a third of the population believes the wisest place for new savings is still in the bank.  Amazing, really, given that interest rates are at their lowest levels in 53 years.  
Encouragingly, housing is being seen as a more attractive investment with a quarter of the Westpac/Melbourne Institute survey sample now thinking such.  
Also on the positive side, the ‘good time to buy a dwelling’ index continues to rise, being currently at 143.3 (a reading over 100 means the number of optimists outweighs the number of pessimists) and according to RP Data, one in two households think that real estate prices will rise in the next 12 months, with just two out of five thinking that they will remain stable.  Only 9% think they will fall.  
And yet Australians remain very hesitant about buying property.  
Maybe it is the ongoing global economic concerns or our sluggish labour market that is to blame.  A lack of political leadership perhaps?  Or maybe it is something more fundamental, like selling their existing homes in order to move.  The RP Data survey shows that just over a third think it is a good time to sell.  
My reading here – and the Westpac/Melbourne Institute’s ‘good time to buy a dwelling’ index is a reliable lead indicator, outlining the likely direction of the housing market in about six to nine months’ time – is that most buyers will sit on their hands until early next year and then rush in as it becomes obvious that residential property is on the improve.  
"The early bird catches the worm."  
Home loans  
We wrote a phone book about this <a target="_blank" href="https://matusikmissive.com.au/2013/05/21/best-served-annually/">topic</a> only a few weeks back, so I won’t bore you to tears again so soon, suffice to say that:  
<ul>
<li>
Investors are starting to get into the market – being those who like to eat their worms early – with over $8 billion in investment loans last month (April).  This is the highest level in five years.
</li>
</ul>
<ul>
<li>
Other owner-resident buyers are also starting to get active, showing the strongest gain in four years.
</li>
</ul>
<ul>
<li>
First home buyers remain subdued, renting now instead of buying.  They were brought forward in droves during 2009 &amp; 2010, so seeing them ‘rest’ isn’t really all that surprising.
</li>
</ul>
One in five borrowers now takes out a fixed home loan according to the ABS – the highest level in five years.  The average home loan is now $301,800.  
According to the AFG Mortgage Index, the current average loan-to-value ratio is 66% down from over 70% late last year.  
My thoughts here are that it is usually investors who start a housing recovery. So history is repeating itself – which is somewhat comforting in a rapidly changing world.  
What makes for strong residential recovery is when all three buyer segments – investors, second and subsequent owners and first timers – all improve at the same time.  This is what happened in the early to mid- 2000s, for example.  When only one or just two buyer segments improve, then the residential upturn is milder by comparison.  
Right now, we are looking at a mild recovery, when compared to previous cycles.
 
Michael Matusik is the founder of <a href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a> 
 
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Confidence in the property market bounces back from a low base: Michael Matusik

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The collapse of the debt-laden Lisa Ho fashion group has left prominent shopping centre landlords out of pocket by around $500,000.
A creditors report prepared by voluntary administrator Todd Gammell and Barry Taylor of HLB Mann Judd, appointed in May, reveals that Lisa Ho operated 10 standalone retail stores and seven concession stores within David Jones prior to its collapse.
Seven of these standalone stores and five concessions stores have since been shut down with “the balance of liabilities relat[ing] to lease arrears at appointment of approximately $500,000 and other trade creditors” according to the report:
<img alt="lisa_ho_stores" height="286" width="470" src="/images/stories/2013/01/feb1bennett/lisa_ho_stores.jpg">
The report notes that trustee Perpetual Limited is seeking payment of “$46,406.65 for base rent, outgoings and GST payable pursuant to the lease of Shop 480 in the Chadstone Shopping Centre on 12 December 2012” and commenced proceedings to recover the money in April.
Stores which continue to trade are in Ipoh's Strand Arcade on George Street in Sydney, ISPT’s Wintergarden complex on Queen Street Mall in Brisbane and at 350 Bourke Street in the Melbourne CBD.
The Lisa Ho Group closed the Woollahra store in Sydney prior to the appointment of the Administrators.
A review carried out by the creditors identified problems before the coming was placed in administration including that a number of retail stores were “unprofitable on the basis of the current rental and wage costs given the level of sales with a “number of stores” identified for closure prior to the appointment of administrators appointment.
However, such was the dire financial position – an estimated $11 million worth of debt - that the group was “unable to fund the costs of vacating and terminating the leased sites” – a number of shops had bespoke fit outs financed by St.George Bank.
The report reveals that the Lisa Ho Group made a loss of $2.3 million for the year to June 2012 with sales falling to $13 million.
Also in 2012, the group cut costs by over $1 million by reducing its head office and retail staff.
Lisa Ho sold personal assets including property and furniture amounting to $1.8 million to provide working capital for the failing business.
She also contributed $600,000 to pay wages and other business costs.
 
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Shopping centre landlords owed $500,000 in rent following collapse of Lisa Ho fashion group

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The negatively-geared seminar is usually the first type of seminar I see people attend when they become interested in wealth or property investment. Sometimes, people just attend out of curiosity.
From the outset I need to explain, I am a big fan of negative gearing. However the point I need to make is not about negative gearing itself but the product that the promoters are actually trying to sell.
Usually the presentation or pitch opens with something like:
• Are you sick of ‘working for the man’?
• Then the presenter will show some figure that makes it look like that almost 90%+ of people retire on less than approximately $30,000.
• They will then demonstrate that with the tax you currently pay to the government, you could be funding your future! They often use analogies such as “Did you know you currently work Monday, Tuesday and part of Wednesday of each week before you start making money for yourself?”
It’s no more than an attempt to get your interest by bringing your attention to the tax you pay as a problem that needs to be addressed.
• Then they begin to show you the ins and outs of tax offset allowances that the government permits under negative gearing rules. These are the ‘upside’ of the making losses on a property on a month to month basis (mortgages, levies, outgoings, etc).
Once you’ve understood negative gearing
It’s not the notion of negative gearing itself that I have a problem with. But pay attention to the fact that the real reason these people are here, talking to investors in their seminar room, is that they are trying to sell you something.
And guess what, wow, aren’t you lucky, can you believe it? In the nick of time right after they just finished their amazing seminar telling you how much tax they could save you, they also just happened to have the perfect investment property for you as well! Aren’t you lucky? Hardly.
I have been to some fancy shindigs on the back of a negatively-geared property presentation. Some served sandwiches, some served caviar, but the reality is that all of them are serving up the same unbelievably overpriced property. All of them. No exceptions. If anyone can contact me and identify a property at one of these seminars that is great buying and I can’t find 10 better in just one day’s work, I’ll buy the damn property. How’s that for a guarantee?
Research my a$&amp;e!
These people will carry on about how well researched the property investment they have found for you is. They might even pretend to have full-time investment analysts! The reality is, the only analysing these analysts are doing is scoping out which developments they can get access to where they can get generous kickbacks from the developers. Of course, that’s on top of whatever else they might have charged you!
Kickbacks [the property mafia, with their hand in your pocket!]
These kickbacks usually fall into the tens of thousands. For a $300,000 to $400,000 property, they are usually overpriced by between $30,000 and $50,000 to begin with, and this is just for starters.
Example: When the west was booming, I had an email sent to me from a developer for a kickback of $150,000 paid to anyone who could refer them a buyer. Of course, my job description does not permit me to take a kickback. The property was selling for $800,000 and on closer inspection it was laced with profit for the developer. It was just a shame there was nothing for the investor!
Like the example above, this margin is usually significant. Often these spruikers are tied up with the developers who have taken the property from its concept stage. They will tell you that they have the ability to ‘bulk buy’ to give value back to you. In almost 100% of cases this is not correct. They deliver the bulk-buying discount to themselves. This is usually only evident when the properties sell for $50–100k less some 5–7 years later. There are some tragic stories about people losing their life savings over these ‘scams’ – and I do emphasise the word scam. Google the name Henry Kaye and see where that takes you.
 
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Big business
This form of investment and development sales is now a huge industry, and getting bigger, with the huge infusion of investment dollars from China and the Asia-Pacific. The problem is that some of these consortiums are now so huge (and clandestine, with channels through your accountant, financial planners and advisors) that they are looking for local targets as well, and that means you!
Their presentations are becoming more polished year after year. But it doesn’t change the product they are trying to sell. It’s exactly the same.
Right now, you might be confused because I haven’t told you exactly why they are such bad investments. I have only said that they are overpriced. You might think that a ‘discount’ might all of a sudden make them acceptable. Hold that thought and read on. I haven’t finished.
Tip
Only today while penning this chapter, I have a client of mine I recently purchased for [a unit in Sydney] who is sourcing finance for a property he purchased ‘off the plan’ in 2010 for $301,000, before I had met him. A finance valuation was completed in July 2012 and it came in at $230,000. This represents a 30% premium paid for the property in 2010. For those of you ‘off the planners’ who expect the property to increase over two years, have you considered that it could possibly go down! Let me give you a tip, it didn’t go down to $230,000, it was never worth $301,000 to begin with!
Good idea — but from the wrong source
As mentioned, negative gearing is a great strategy and one almost all my clients use … but buying a property through a person or company who taught you the concept of negative gearing is destined for failure.
Worse still, many people who peddle this product call themselves ‘buyer’s agents’, making you think they are acting for you. They are not. I am a true buyer’s agent and I take exception to these charlatans. I don’t have any affiliations with developers, accountants, financial planners, anyone in fact, when I recommend a property, I simply choose the best one for the client. And isn’t it remarkable that it is never a property sourced from one of these pretenders. They are not property experts and they will never make you wealthy. In fact, you’d be hard pressed just trying to avoid a loss over a 7–10 year period.
In the industry they are also called ‘two tier marketing’ (or multi-tier) companies. After recommending you a property development, these people often recommend the solicitor, the mortgage broker and the accountants – all of them on the take. I don’t want to get into the legality of these scams (although I do think many of them skirt the law on a daily basis), because in the end, it is your money. You are entitled to lose it any way you want to. If you are going to buy one of these rip offs regardless, at least save yourself $30 and don’t buy my book. (Apologies if you’ve paid for it already.)
But I know you’re not reading my book to lose money. You haven’t forgotten Warren Buffett’s first rule yet have you?
Rule No. 1: Don’t lose money. Rule No. 2: Don’t forget Rule No. 1.
Unlike the poor suckers attending the seminars who seem to be ready to give their life savings to the first person to walk into the room in a Hugo Boss suit, I train my client investors to be:
• Interested (yet sceptical)
• Motivated (yet patient)
• Difficult to impress (not easy to impress)
• Keen to learn (but careful to decide) and
• Experienced!
These are the characteristics that you need to start to develop. In fact, scepticism, patience (and discipline), difficult to impress and careful to decide will lead to experience, and this after all is your end goal.
Gavin McPherson is the chief executive of <a href="https://www.oasisproperty.com.au/" target="_blank" rel="nofollow">Oasis Property Group</a>. His book, 'Value Investing in Property - What would Warren Buffet do if he was buying property in Australia?', takes aim at the get rich quick property experts and explains instead the sturdy path to wealth through value investing in property.
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